Real Estate Investing in Umatilla, Florida (32784)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32784 (Umatilla, FL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.9% of homes vacant — above national norms.
What’s happening in Umatilla, FL (32784)?
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Market Analysis: 32784 Umatilla
Investors eyeing 32784 need to respect the fundamentals at play. Home values of $294K come alongside slower price movement and elevated management overhead.
Rent of $1,197/mo on a $294K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 32784 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 32784 among FL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 32784 ZIP's population of 9,859 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The right play in 32784 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Umatilla:
Property Strategy for 32784
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,996 | $1,520 | 5.6% | +7.4% | $96,998 |
| 3BR | $293,253 | $1,920 | 4.7% | +7.8% | $97,751 |
| 4BR | $394,638 | $2,320 | 4.2% | +8.5% | $98,660 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32784 Compare?
| Metric | 32784 | Umatilla | Orlando-Kissimmee-Sanford, FL | Florida |
|---|---|---|---|---|
| Home Value | $294,131 | $294,131 | N/A | $374,697 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 7.4% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32784 (Umatilla, FL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 32784 (Umatilla, FL)?
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Property managers serving Lake County
Manage rentals here? List your business →Towers Property Management provides community association management services to homeowners associations and condominium associations in Central Florida, including Orlando, Altamonte Springs, Oviedo, summary from their website
Gunn Property Services offers full-service Leesburg property management to owners and investors, helping find and apply for rental homes in Leesburg and The Villages. summary from their website
MOSAIC® provides property management services in Central Florida. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $294,131 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32784
Population: 9,859
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32784
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,150 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Umatilla, FL?
Umatilla, FL home values average about $294K. That price point suits investors targeting rentals with $1,197/mo in monthly income.
What is the renter demographic in Umatilla, FL?
Umatilla, FL offers a predictable renter base at the $1,197/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Umatilla, FL suited for a house hack?
The a challenging house-hack environment in Umatilla, FL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are rents high in Umatilla, FL?
Rents in Umatilla, FL run near $1,197/mo. Compared with median home prices of $294K that produces solid gross yields for typical rentals.
Is FL a landlord-friendly state?
Landlord-friendliness in Umatilla, FL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 32784 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32784 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 32784 ranks in Orlando-Kissimmee-Sanford, FL
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